HomeMy WebLinkAbout2009 - Documentation, Plans, Information Re: Habitable Square Footage Brian M Heaslip
Housing Inspector
Yarmouth Health Department
1146 Route 28
South Yarmouth, MA 02664
Telephone: 508.398.2231 e�. 1240
Facsi m i le: 508.760.3472
To: Attorney Michael Stusse FAx: 508 790-4778
pages; TWp(2) Date: May 20,2009
Re: Jolly Captain 1376 Route 28 Subject: Habitable Square Footage
❑ Urgent X for Review ❑Please Comment Please Reply
• Comments: SEE MEMO HEREWITH
The document and informafion submitted with fhis facsimile transmission may contain confidential information
from fhe Yarmouth Health Department. If you are not the intended recipient, please be advised thaf any
disclosure or use of the confents of this fax transmission is prohibited. If you have received this fax in error,
please notify the Yarmouth Health Department immediately to permit fhis department to arrange for the
retrieval of the original document and all copies.
���.Y��� TOWN OF YARMOUTH
� : o
� � `'3 1146 ROUTE 28 SOUTH YARMOUTH MASSACHUSETTS 02664-4451
� MATTACNEES �
� ���400F��t06�� Telephone (508) 398-2231, Ext. 241 — F� (508) 760-3472
'U (�-
B O A R D O F H E A L T H
MEMO
FAX Transmittal
To: Michael B. Stusse, ESQ.
Fax#508 790-4778
From: Brian M. Heas����
Housing Inspector��
Re: Jolly Captain (Your File#G6652Z)
1376 Route 28, S. Yarmouth
Habitable Square Footage (floor space)
Date: May 20, 2009
Atty. Stusse,
As clarification of the allowable, habitable square footage for the purpose of setting
maximum occupancy in the units, I submit the following.
I accessed the original floor plans on file in the Assessor's office at Town Hall, plans
#405A, B, C. Using the dimensions shown, I calculated the habitable square footage in
keeping with the requirements of the State Sanitary Code, 105CMR410.000, for dwelling
uniCs. (410.400A, B)This applies to any and all residential dwellings.
Units 1-15 show habitable square footage of 485 sq. ft. allowing four(4) occupants.
Unit 16 shows habitable square footage of 732 sq. ft. allowing six (6) occupants.
Unit 17 shows habitable square footage of 756 sq. ft. allowing seven (7) occupants.
Unit 18 shows habitable square footage of 644.5 sq. ft. allowing six (6) occupants.
Unit 19—Manager's Office and quarters contains a sleeping area of 114 sq. ft. plus or
minus, allowing two (2) occupants.
I hope this information will be helpful.
Cc: file
�� Printed on
( Recycled
� y Paper
MAY-19-2009 08�48 P.001
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: . �-?�--��-��s�r�1�,;'�.�;[�`
ARDITO, SWEENEY, STUSSE, ROBERTSON $ pUPUY, P.C. M,qY 3. 2r1�`��
ATTORNEYSATLAW ���L�h �%��"�i..
25 MtD-T�CH DRlVE,SUIT�C
W�ST YARMpUTN, MA 02673
(50$j 775-3433 Telephone
(508} 790,4778 Facsimiie
�Edward J.Sweoney,Jr. � Thomas I�'.�;arponter
Michae�B.5tusse Kepy S.Ju:;in
Donna M,�pbertsan
MBtEhew J.Dupuy • 7reoey L."'i;;,�lOr
Charlvs M.SBbatt .
Cha�les J.Ardito P_C. . . .
PLEAS�REFER TO �
FILE NO. '
G6652Z . ' , ,
� � F�vc r�Nsr�irrAz .
� 2009 � .
DATE: Tuesday,"May 19��2Q09 � "
TO: Bruce M�cDonald, Yarmouth Hea►th Agent
FAX NUMBER: {508}-760-347Z �
FROM: Michaet B_ Stusse, ESQ. '
RE: ]olly Captain
Number of pages including cover sheet �
1vtESSAGE
Dear Bruce,
As per the questions raised at fhe hearings yesterday relating to the pro:��sed
by-faw revision, pleose find enclosed herewith Exhibit D, the Master Deed to th!_• �olly
Captain. The smallest of the units is 580 square feet_ The units are townhouses �:md the
floor area must be doubled. I trust this satisfies your inquiry.
Very Truly Yours,
Michdef B.Stu55e
MBS/ctm
"•CON�IDCNT�AUTY NOTC"•
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APPflDx[MATB �JOHQEq OF 2MMEDfATEi,Y ACC1::.920LR
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105 CMR: DEPARTMENT OF PUBLIC HEALTH
Use Groun R-3 means all buildings arranged for occupancy as one or two family dweiling units,including not
more than five lodgers per family and multiple single family dwellings where each unit has an independent
means of egress and is separated by a two-hour fire separation assembly.
Exceptions:
(1) In mutdple single-family dwellings that are equipped throughout with an approved sprinkler system
installed in accordance with 780 CMR 906.2.1 or 906.2.2,the fire resistance rating of the dwelling unit
sepazation shall not be less than one hour. Dwelling uait separation wall shall be constructed as fire
partitions.
(2) In multiple singie-family dwellings that are equipped throughout with an approved automatic
sprinkler system installed in accordance with 780 CMR 906.23,a two hour fire separation assembly shall
be provided between each pair of dwelling units.The fue resistance rating between each dwelling unit
shall not be less than one hour and shall be constructed as a fire partition('780 CMR 310.5).
Use Groun R-4 means all detached one and two family dwellings not more than three stories in height and all
accessory structures(780 CMR 310.6).
Violation means any condition in a dwelling,dwelling unit,mobile dwelling unit,or rooming house or upon a
parcel of land which fails to meet any requirement of 105 CMR 410.000.
Water Conservation Device means for all showers,shower stalls,shower compartments or shower baths,a
low-flow showerhead which shall have a maacimum flow rate not exceeding 2'/:gallons of water per minute,
for all faucets a maximum flow rate not exceeding two and 2!10 galions of water per minute and for ail water
closets,ultra-low-flush water ciosets not exceeding one and 6/10 gallons of water per flush,contained within a
dwelling unit.
Water Submeterin¢means the use of a meter by an owner who receives water from a water company, as
defined in M.G.L.c. 186,§22,which meter measures water supplied to a dwelling unit to enable the owner to
charge the tenant of the dwelling unit separately for water usage,or which meter measures water supplied to a
common area.
410.100: Kitchen Faci 'ties
(A) Every dwelling unit, and every rooming house where common cooking facilities are provided, shall
contain suitable space to store,prepare and serve foods in a sanitary manner. The owner shall provide within
this space:
(1) A kitchen sink of sufficient size and capacity for washing dishes and kitchen utensils;and
(2) a stove and oven in good repair(see l05 CMR 410351)except and to the extent the occupant is
required to do so under a written letting agreement;and
(3) space and proper facilities for the installation of a refrigerator.
(B) The facilities required in 105 CMR 410.100(A)shall have smooth and impervious surfaces and be free
from defects that make them difficuit to keep clean,or creates an accident hazard.
410.400: Minimum Sauare Footage
(A) Every dwelling unit shali contain at least 150 square feet of floor space for its first occupant,and at least
100 square feet of tloor space for each additional occupant,the floor space to be calculated on the basis of total
habitable room area. t1 �-� = � -� S G, � -S ��-� � � `� ,
O"
^n���/ (B) In a dwellinA_�nit,every room occupied for sleeping purposes by one occupant shall contain at least 70
�l�! �,U/t�C1� squaze feet of floor space;every room occupied for sleepin8 Purposes by more than one occupant shall contain
at least 50 square feet of floor space for each occupant. �GrQ ��
(C) In a roomin¢unit every room occupied for sleeping purposes by one occupant shall contain at teast SO
� /� square feet of floor space;every room occupied for sleeping purposes by more than one occupant shall contain
Q`���.,� at least 60 square feet for each occupant. l�
: �
I/26/0� l05 CMR- 1620
�
105 CMR: DEPARTMENT OF PUBLIC HEALTH
A Condition Making a Unit Unfit for Human Habitarion is a condition meeting the standard set forth in the
Massachusetts General Laws under which a board of health may justify closing down, condemning, or
demolishing a dwelling or dweliing unit. It shail mean a violation which poses such immediate harm or threat
of harm to an occupant or to the public that other legal remedies cannot be reasonably expected to bring about
removal of the condition with sufficient speed to prevent the serious harm or injury to the occupants or to the
public.
A Condition Which May Endan�or materially impair the health or safety and wellbeing of an occupant
means the existence of a condi6on,listed in 105 CMR 410.750 or any other condition so certified by the board
ofhealth to be a violation,which may expose or subject to harm,the health or safety,and the well-being of an
occupant or the public.
Dwellin¢means every building or shelter including but not limited to rooming houses and temporary housing
used or intended for human habitation and every other structure or condition located within the same lot line
whose existence causes or is likely to effect noncompiiance with the provisions of 105 CMR 410.000.
Dweliing Unit means the room or group of rooms within a dwelling used or intended for use by one family or
household for living,sleeping,cooking and eating. Dwelling unit shail also mean a condominium unit.
Entrv Door of a Dwelling means any door of a dwelling which provides access to the common areas of the
dwelling from the exterior of the dwelling except that when there are two doors which enciose an entryway
between the common areas of the dwelling and the exterior of the dwelling it shall mean either of the doors.
Entrv Door of a Dweilin�Unit means any door of a dwelling unit which provides access to the common areas
of the dwelling or access to the outside of the dwelling.
Exterior Openabie Window means any window designed and installed to open which opens to the common
interior areas of the dwelling or to the outside of the dwelling.
Exterminate means to eliminate insects and rodents.
Garba¢e means the animal,vegetable or other organic waste resulting from the handling,preparing,cooking,
consumption or cultivation of food,and containers and cans which have contained food unless such containers
and cans have been cleaned or prepared for recyciing.
Habitabte Room means every room or enclosed floor space used or intended to be used for living,sleeping,
cooking,or eating purposes,excluding rooms containing toilets,bathtubs or showers and excluding laundries,
pantries,foyers,communicating corridors,closets and storage spaces.
Historic buildin¢means any building covered by 105 CMR 410.000 which meets the definition of historic
building as defined in 780 CMR 3409.0.
Infestation means the recurrent presence of insects and/or rodents.
Legal remedv means any common law and other rights guaranteed by judicial decision, or the laws or
regulations of the Commonwealth of Massachusetts which are intended to protect the rights and interests of the
occupanu affected by violations of 105 CMR 410.000 whether such provision authorizes an affirmative civil
acrion,criminal penalties,a defense to an action or claim by anothet.
Means of Egress means a continuous and unobstructed path of travel from any point in a dwelling to an
abutring public way(See 780 CMR 1002.0).
Mobile Dwellin¢ Unit means a dweiling unit built on a chassis and containing electrical, plumbing, and
sanitary facilities and designed to be installed on a temporary or permanent foundation for permanent living
quaRers.
1126/07 105 CMR- 1618
�
L � .
105 CMR: DEPARTMENT OF PUBLIC HEALTH
OccuQant means every person living or sieeping in a dwelling.
Owner means every person who alone or severally with others:
(1) has legal title to any dwelling, dwelling unit, mobile dwelling unit, or parcel of land,vacant or
otherwise,including a mobile home park;or
(2) has care,charge or control of any dwelling,dwelling unit,mobile dwelling unit or parcel of land,
vacant or otherwise,including a mobile home park,in any capacity including but not limited to agent,
executor,executrix,administrator,administratrix,trustee or guardian of the estate of the holder of legal
title;or
(3) is a mortgagee in possession of any such property;or
(4) is an agent,trustee or other person apppinted by the courts and vested with possession or control of
any such property;or
(5) is an officer or trustee of the assceiation of unit owners of a condominium. Each such person is
bound to comply with the provisions of these minimum standazds as if he were the owner. Owner also
means every person who operates a rooming house.
Person means every individual,partnership,corporation,firm,association,or group,including a city,town,
county or other govemmental unit,owning property or carrying on an activity regulated by 105 CMR 410.000.
Pr vi means to supply and pay for.
.R�presentative or Occupant's Renresentative means any adult person designated and duly authorized to act on
the occupant's behalf,including,but not limited to,any person or group designee from a tenant's organization
or other community group.
Roomin House means every dwelling or part thereof which contains one or more rooming units in which
space is let or sublet for compensation by the owner or operator to four or more persons not within the second
degree of kindred to the person compensated. Boarding houses,hotels,inns,lodging houses,dormitories and
other similar dwelling places are included,except to the extent that they are governed by stricter standards
elsewhere created; provided that the provisions of 105 CMR 410.000 shall not apply to any hospital,
sanitorium,convalescent or nursing home,infirmary or boarding home for the aged licensed by the Department
of Public Health in accordance with the provisions of M.G.L.c. 11 l,§51 or 7i.
Rooming Unit means the room or group of rooms let to an individual or household for use as living and
sleeping quarters but not for cooking, whether or not common facilities for cooking are made available;
provided,that cooking facilities shall not be deemed common if they can be reached only by passing through
any part of the dwelling unit or rooming unit of another.
Rubbish means combustible and noncombustible waste materials, except garbage, and includes but is not
limited to such material as paper,rags,cartons,boxes,wood,excelsior,rubber,leather,tree branches,yazd
trimmings,grass clippings,tin cans,metals,minerai matter,glass,crockery,dust,and the residue from the
burning of wood,coal,coke and ocher combustible materials.
Stairwav means any group of stairs consisting of three or more risers.
Tem�,rary Housine means any tent,mobile dwelling unit,or other structure used for human shelter which is
designed to be transportable and which is not attached to the ground,to another structure,or to any utility
system on the same premises for more than 30 days.
BOARD OF HEALTH MEETING AGENDA
Monday,May 18,2409
3:00 PM
Yarmouth Town Hall
Hearing Room
South Yarmouth MA 02664
1. Public
2. 3:10 PM Variance Rec�uest—23/25 New Hampshire Avenue, West Yarmouth
(Construction of New House and Septic System}
Title 5:
Section 15.211 (1):
1. Septic Tanks to Lot Line, 10' Required, 6' Provided
2. Septic Tank to Dwelling, 10' Required, 6' Provided
3. Soil Absorption System to Lot Line, 10' Required, 6' Provided
4. Soil Absorption System to Dwelling, 20' Required, 13'10"
Provided
Section 15.248:
1. No Reserve Areas Provided
Section 15.228 (1):
l. Reduce Cover over Septic Tanks, 9"Required, 6" Provided
Town of Yarmouth Amendments to Title 5, Section 3.7:
1. Soil Absorption System to Wetlands, 100' Required, 70' Provided
3. 3:30 PM DiscussionlDecision— 19 Autumn Drive, South Yarmouth
Amnesty Conversion of Shed to Affordable Unit
4. �:00 PM Discussion—7olly Captain Condomiums 1376 Brid�e Street,
SouthYarmouth—Proposed Bvlaw Chan�,e
A. Tracy Post, Yarmouth Planning Board
B. Attorney Mike Stusse
5. Approval of Minutes of Board of Health Meeting
Meeting of May 4, 2009
Other Business
Adjournment
ALL TIMES ARE APPROXIMATE AND SUBJECT TO CHANGE
cc: Board of Health Town Administrator/Selectmen Town Clerl� File
BOARD OF HEALTH MEETING ENCLOSURES
Monday,May 18,2009
3:00 PM
1. Variance Request—23/25 New Hampshire Avenue, West Yarmouth
(Construction of New House and Septic System)
A. Letter from Ronald J. Cadillac to Board Re: James Morrison, 23/25 New
Hampshire Avenue
B. Abutter Letter
C. Abutter List
D. Locus Map
E. Floor Plans
F Septic Plans
G. Board of Appeals Decision, April 29, 2009
2. Discussion/Decision— 19 Autumn Drive, South Yarmouth
A. Locus Map
B. Letter of March 18, 2005 from Health Department to Owner
C. Memo of 7anuary 14, 2009 from Health Director to Board of Appeals
D. Memo of Maxch 29, 2009 from Health Director to Board of Appeals
E. Board of Appeals Minutes of March 26, 2009
F. Title 5 Inspection Report(Cott�ge), June 24, 2005
G. Flaor Plan
H. Plot Plan
I. Building Department—Notice of Violation, May 1, 2007
J. Building Department—2"d Notice of Violation, November 28, 2008
K. Memo of May 13, 2009 from Health Director Re: 19 Autumn Drive
3. Discussion—7olly Captain Condomiums, �376 Bridge Street, SouthYarmouth—Pro�osed
Bvlaw Change
A. Memo of April 13, 2009 from Tracy Post, Chair Planning Board,to Chair, Board
of Health Re: Jolly Captain Condominium
B. List of Condominium Units and Square Footage
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EXHIBIT "B"
MASTER DEED OF
JOLLY CAPTAIN MOTOR LODGE CONDOMINIUM
.1%� (��/l '�;
APPROXIMATE NUi+� �F IMMEDIATELY ACCFSSIBLE
UNIT BUILDING AREA RO S COMMON AREAS
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September 11 , 1985
��=�4'??3r��� �23
55_4'�`�
MASTER DEED OF
JOLLY CAPTAIN MOTOR LODGE CONDOMINIUM
TABLE OF CONTENTS
Paragraph Page �-"
�
1 Name of Condominium 1
2 Description of Land l , Exhibit "A"
3 Description of Buildings 1
4 Designation of Units and their
Boundaries 2 , Exhibit "B"
5 Common Areas and Facilities 3
6 Plans 5
7 Purposes 5
8 Restrictions on Use 6
9 Amendments $
10 Provisions for the Protection
of Mortgagees 10
11 Condominium Trust 14
12 Units Subject to Master Deed,
Unit Deed, etc . 15
13 Easements 15
14 Statutory Conditions 16 �
15 Definitions 16
16 Invalidity 16
17 Conflicts 17
r'xhib�t �'Atr
�xhibit r'B"
�.__. �xhibit ��C,T
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EXHIBIT "C�'
JOLLY CAPTAINAMOTORDLODGE�CO
NDOMINIUM
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UNIT pERCENTAGE OF INTEREST
IN_ C�NMON AREAS AND FACILITIES
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